aiiM. 


BY-LAWS 


The  Credit  Foncier  Company. 


// 


NEW  YORK 

Published  by  The  Credit  Foncier  Company 

Room  723,  32  Nassau  Street. 

1891. 


Pl3^  I 


4-^  W^H" 

Bancioh  Ubfaqr 


BY-LAV/S. 


Article   I. 


Section  i.  The  business  of  the  Credit  Foncier  Company 
shall  be  managed  by  the  Board  of  ten  Directors  named  in 
the  charter,  whose  term  of  office  shall  expire  on  the  first 
Monday  in  January,  1888,  when  an  election  shall  beheld 
by  the  Company  and  a  Board  of  ten  Directors  shall  be 
elected,  two  of  whom  shall  be  elected  to  serve  for  the 
term  of  one  year,  two  for  the  term  of  two  years,  two  for 
the  term  of  three  years,  two  for  the  term  of  four  years, 
and  two  for  the  term  of  five  years ;  and  annually  there- 
after two  Directors  shall  be  elected  to  serve  for  five  years, 
the  election  to  take  place  on  the  day  fixed  therefor  in  the 
laws  regulating  elections.  Six  members  of  the  Board  of 
Directors  shall  constitute  a  quorum  for  the  transaction  of 
business.  In  the  event  of  a  vacancy  in  their  body  by 
death  or  otherwise,  the  remaining  members  of  the  Board 
shall,  by  appointment,  fill  such  vacancy,  and  such  ap- 
pointee shall  hold  such  office  until  the  next  annual  elec- 
tion thereafter,  at  which  time  his  or  her  successor  shall 
be  duly  elected. 

Sec  2.  The  Board  shall  organize  by  selecting  from 
their  own  body  a  Chairman,  Treasurer,  Attorney,  and 
Secretary,  who  shall  perform  their  duties  subject  to  its 
control,  receiving  such  compensation  as  may  be  deter- 
mined by  it,  and  approved  by  the  stockholders. 

Sec.  3.  The  Board  shall  have  power  to  appoint  agents 
and  committees  to  carry  into  effect  any  of  the  objects  ex- 


2  THE  CREDIT  FONCIER  COMPANY. 

pressed  in  the  Declaration  o^ Principles  and  By-Laws,  and 
to  prescribe  and  determine  their  respective  duties  and 
compensations. 

Sec.  4.  They  shall  have  and  exercise  a  general  superin- 
tendence of  the  business  of  the  Company  ;  shall  control 
and  manage  its  properties  and  effects  by  themselves  or 
through  their  agents  and  committees ;  shall  call  together, 
from  time  to  time,  the  heads  of  departments  for  consulta- 
tion and  advice  upon  the  affairs  of  the  Company,  and  at 
such  meetings  they  may  call  on  the  heads  of  departments 
for  such  reports  relating  to  the  subject  matters  under  their 
control  and  management  as  they  may  deem  proper,  which 
it  shall  be  their  duty  to  prepare  and  submit.  Records 
shall  be  kept  of  such  meetings,  and  rules  and  regulations 
shall  be  adopted  thereat  for  the  administration  of  the  busi- 
ness of  the  Company's  departments. 

Sec  5.  They  shall  make  all  rules  for  the  management 
and  regulation  of  the  Company  and  maintenance  of  good 
order  therein,  after  submitting  drafts  of  the  same  to  every 
resident  stockholder  for  his  or  her  comment,  and  provide 
and  enforce  penalties  for  their  infraction. 

Sec  6.  A  majority  of  the  Board  shall  have  power  to 
punish  by  suspension  or  otherwise  any  member  of  the 
Company  guilty  of  a  willful  infraction  of  the  rules  of  the 
Board,  or  of  any  principle  or  by-law  of  the  Company,  or 
for  acts  or  conduct  which  they  may  deem  disorderly  or 
injurious  to  the  interests  or  hostile  to  the  objects  of  the 
Company ;  but  the  accused  may  appeal  from  their  sen- 
tence as  hereinafter  provided. 

Sec  7.  They  shall  fix  the  amount  of  security  to  be 
given  by  the  Treasurer  or  any  other  officer,  agent,  or 
fiduciary  of  the  Company,  and  decide  upon  the  adequacy 
thereof. 

Sec  8.  They  shall  cause  a  record  of  their  proceedings 
to  be  kept  and  preserved  by  the  Secretary. 

Sec  9.     They  shall  present  annually,  to  the  members,  a 


BY-LAWS.  '3 

written  or  printed  report  of  the  state  of  the  Company  with 
a  general  history  of  their  proceedings  for  the  preceding 
year. 

Sec.  10.  They  shall  not  allow  any  game  of  chance  or 
skill  to  be  played  for  money  or  its  equivalent,  nor  any 
betting  upon  any  such  game  by  persons  not  engaged 
therein ;  nor  permit  an  open  bar  for  the  sale  of  liquors 
in  the  company. 

Sec.  II.  They  shall,  at  least  thirty  days  before  the 
expiration  of  the  term  of  office  of  each  class  of  Directors, 
call  for  the  stockholders  to  make  their  election  of  Directors, 
in  accordance  with  a  plan  which  will  be  hereafter  provided. 

[See  page  122  Integral  Co-operation.] 

The  new  Directors  shall  be  duly  installed  immediately 
after  their  election  is  officially  reported  and  announced. 

Sec  12.  It  shall  be  the^  duty  of  the  Board  to  prepare 
and  formulate,  at  the  earliest  date  possible,  a  code  of  elec- 
tion laws,  providing  for  nominations,  stating  the  times  for 
holding  elections,  and  the  manner  of  voting,  to  be  sub- 
mitted to  the  members  of  the  Company  for  their  comments 
and  afterward  for  their  approval,  which,  when  so  approved, 
shall  become  a  part  of  these  by-laws. 

Article  II. 

DUTIES    OF   THE    CHAIRMAN. 

Section  i.  It  shall  be  the  duty  of  the  Chairman,  or  in  his 
absence  a  chairman  ^ro  tempore,  to  preside  at  all  meetings  ; 
to  preserve  order,  decide  all  questions  of  order,  subject  to 
appeal  to  the  Board,  and  to  call  special  meetings  when- 
ever he  may  deem  it  advisable,  or  at  the  written  request  of 
three  members  ;  to  sign  all  orders  drawn  by  the  Secretary 
upon  the  Treasurer,'  and  to  have  a  general  supervision  of 
the  affairs  of  the  Company. 


4  THE  CREDIT  FONCIER  COMPANY, 

Article  III. 

OF   THE    SECRETARY. 

Section  i.  It  shall  be  the  duty  of  the  Secretary  to  keep 
a  correct  minute  of  the  proceedings  of  all  meetings  and 
record  the  same  in  a  book  provided  for  that  purpose ;  to 
keep  the  corporate  seal  and  the  official  bonds  of  the 
Treasurer  and  other  fiducial  officers  ;  to  take  care  of  all 
books  and  papers  in  his  department,  and  give  information 
at  any  time  regarding  resolutions  or  orders  of  any  kind 
made  by  meetings ;  to  draw  all  orders  on  the  Treasurer 
for  the  payment  of  money  ;  to  execute  the  Chairman's 
orders  in  regard  to  special  meetings  ;  to  inform  members 
of  all  regular  or  special  meetings  ;  to  notify  all  commit- 
tees and  agents  of  their  appointments,  transmitting  such 
instructions  as  may  be  directed  by  the  Board  ;  and  to  at- 
tend in  every  respect  to  all  official  correspondence,  keep- 
ing copies  of  the  same  on  file.  He  shall,  once  a  month, 
submit  a  general  report  of  the  matters  in  his  department. 

Article   IV. 

OF   THE   treasurer. 

Section  i.  The  Treasurer  shall  have  charge  and  cus- 
tody of  all  the  books,  papers,  vouchers,  securities,  deeds, 
etc.,  of  the  Company,  except  such  as  are  committed  to 
the  care  of  the  Secretary  ;  he  shall  collect  and  receive  all 
moneys  and  deposits  due  and  payable  to  the  Company, 
and  shall  pay  out  of  the  proper  funds  all  drafts  of  the 
Secretary  draw^n  by  order  of  the  Board  of  Directors ;  he 
shall  prepare  and  present  monthly  a  full  and  specific 
account  of  all  receipts  and  disbursements,  and  of  the 
property  held  by  the  Company,  which  shall  be  examined 
by  three  auditors  to  be  appointed  by  the  Board,  and  if 
they  deem  it  expedient  they  shall  order  it  published ;  he 


BY-LAWS.  5 

shall  do  and  perform  such  other  duties  as  are  incident  to 
the  nature  of  his  office,  and  shall  give  security  for  the 
faithful  custody  and  application  of  the  funds  of  the  Com- 
pany and  for  the  proper  performance  of  his  duties,  to  be 
approved  by  the  Board  of  Directors. 

Article  V. 

OF  THE  ATTORNEY  AND  HIS  DUTIES. 

Section  i.  The  Attorney  shall  have  charge  of,  and  at- 
tend to  all  matters  of  a  legal  nature,  which  may  arise  be- 
tween the  Company  and  any  outside  person  or  persons  or 
corporation  of  any  and  every  character  and  kind  whatso- 
ever ;  and  shall  have  charge  of  the  books  of  registration, 
and  of  all  records  pertaining  to  the  occupancy  of  lands. 
And  by  order  of  the  Board  shall,  when  required,  draft  by- 
laws, and  any  and  all  papers,  instruments,  or  documents 
of  a  legal  character,  and  at  all  times  advise  the  Board  and 
heads  of  Departments  in  matters  relating  to  law  and  arbi- 
tration, and  hgive  and  exercise  a  general  supervision  over 
and  of  all  matters  of  arbitration  which  may  arise  or  be- 
come necessary  between  the  members  themselves  and 
between  a  member  or  members  and  the  Company.  And 
he  shall  keep  on  file  in  his  office  all  papers  or  copies 
thereof,  which  may  be  made  or  become  necessary  in  and 
about  all  matters  of  arbitration  or  litigation  of  any  and 
every  kind  whatsoever  ;  and  shall  keep  a  record  of  such 
filed  in  alphabetical  order  in  a  proper  book  furnished  by 
the  Company  for  such  purpose.  And  shall,  whenever  re- 
quired by  the  Board,  furnish  them  a  full  report  of  any  case 
or  cases  which  may  at  the  time  have  been  completed  and 
final  action  therein  taken,  or  which  may  at  the  time  be 
under  advisement ;  and  shall  be  custodian  of  Wills  and 
Codicils,  which  should  be  by  him  kept  in  a  safe  fire-proof 
building  or  vault,  provided  by  the  Company  for  such 
purpose. 


6  THE  CREDIT  FONCIER  COMPANY. 

Article  VI. 

OF   THE    EXECUTIVE    DEPARTMENTS. 

Section  i.  The  Board,  through  its  own  members,  shall 
assume  the  special  direction  of  the  several  departments. 

Sec.  2.  There  shall  be  the  following  executive  depart- 
ments : 

I.  Department  of  Deposits,  Loans,  Insurance,  and  the 
ways  and  means  of  payment. 

II.  Department  of  Surveys,  Buildings,  Improvements, 
Streets,  Parks,  Wharves,  etc. 

III.  Department  of  Law,  Arbitration  and  Registration. 

IV.  Department  of  the  Employment  of  Motors,  Powers, 
Light  and  Heat. 

V.  Department  of  Police,  Fire,  Sewageand  Public  Clean- 
liness. 

VI.  Department  of  Transportation  and  Communication. 

VII.  Department  of  Diversification  and  .Perfection  of 
Employment  and  Settlements. 

VIII.  Department  of  Social  Science,  Education,  Amuse- 
ments and  Baths. 

IX.  Department  of  Agriculture,  Forestry,  Game  and  Fish 
Culture  and  Preservation. 

X.  Department  of  Medicine  and  Surgery,  Pharmacy, 
Hygiene,  Supplies  and  Commissariat. 

Sec.  3.  The  above  departments  may  be  augmented 
by  sub-departments. 

Sec.  4.  The  Board  shall  provide  for  such  bureaus 
clerks  or  other  subordinate  officers  as  may  be  required  for 
the  transaction  of  the  business  of  the  departments. 

Sec  5.  Each  department  shall  have  power  to  prescribe 
rules  and  regulations,  not  inconsistent  with  the  rules  of 
the  Board  or  with  the  provisions  of  our  principles,  for  its 
own  government,  regulating  the  conduct  of  its  officers, 
clerks  and  employes,  the  distribution  and  performance 


BY-LAWS,  7 

of  its  business,  and  the  custody,  use  and  preservation  of 
its  books,  records,  papers  and  property  under  its  control. 

Sec.  6.  Each  department  shall  furnish  to  the  Board 
once  a  month,  or  at  any  time  required,  a  detailed  state- 
ment in  relation  to  its  affairs,  which  may  be  published  at 
the  discretion  of  the  Board. 

Sec  7.  The  Board  shall,  as  often  as  it  may  think 
proper,  appoint  three  persons  to  examine,  without  notice, 
the  accounts  of  any  department,  trust  or  officer,  and  the 
money,  securities  and  property  belonging  to  the  company, 
in  the  possession  or  charge  of  such  department,  trustee 
or  officer,  and  report  the  result  of  such  examination. 

Sec  8.  Any  member  desiring  to  withdraw  from  the 
company  will  be  required  to  give  at  least  ninety  days' 
notice  to  the  Board  of  Directors,  who  shall,  at  or  before 
the  expiration  of  said  time,  prepare,  in  triplicate,  one  copy 
to  be  filed  with  the  Secretary,  and  one  each  to  be  furnished 
to  the  Treasurer,  and  the  retiring  member's  papers  of  set- 
tlement, showing  an  exact  and  detailed  account  of  debits 
and  credits  existing  between  said  party  or  parties  and  the 
company,  the  withdrawing  member  to  receive  not  less 
than  one-fourth  of  all  balances  standing  to  his  or  her  credit 
at  the  first  payments,  and  the  remaining  three-fourths  in 
three  equal  payment,  without  interest,  at  intervals  of  not 
more  than  ninety  days  between  each.  The  same  terms 
of  settlement  shall  be  observed  in  the  case  of  a  suspended 
or  expelled  member. 

•  Article  VII. 

OF  THE  STOCKHOLDERS. 

Section  i.  The  name,  residence  and  occupation  of  every 
stockholder  shall  be  registered  in  a  book  kept  for  that  pur- 
pose, with  the  amount  of  stock  possessed  by  each. 

Sec  2.  Any  person,  approved  by  the  Board  of 
Directors,  purchasing  one  or  more  shares  of  stock,  sub- 


8  THE  CREDIT  FONCIER  COMPANY. 

scribing  to  the  declaration  of  principles  and  pledge,  agree- 
ing to  live  in  accordance  with  the  by-laws,  rules  and 
regulations  which  may  from  time  to  time  be  made  by  the 
Board  of  Directors,  and  pledging  himself  or  herself  peace- 
ably to  submit  to  the  fines,  penalties,  etc.,  which  may  be 
imposed  for  their  infraction,  may  become  a  stockholder 
and  be  admitted  to  membership  in  the  Company ;  pro- 
vided, that  in  all  cases  the  member  must  enter  into  an 
agreement  in  writing  with  the  Secretary  of  the  Board  of 
Directors,  in  which  agreement  the  class  and  kind  of  work 
to  be  performed  and  the  rate  of  compensation  therefor 
must  be  settled  upon  and  fixed  positively  before  he  or  she 
starts  to  the  settlement  or  settlements  of  the  Company. 

Article  VIII. 

OF  APPEALS. 

Section  i.  Any  member  suspended  from  the  Company 
by  sentence  of  the  Board  of  Directors,  may  appeal  there- 
from within  thirty  days  after  notice  thereof,  by  filing  with 
the  Secretary  a  written  notice  of  his  or  her  appeal  and  the 
reasons  therefor.  In  case  of  no  appeal  within  the  time 
limited,  he  or  she  shall  then  cease  to  be  a  member  of  the 
Company. 

Sec  2.  All  appeals  shall  be  tried  in  a  meeting  of  the 
members  of  the  Company,  to  be  called  for  the  purpose 
by  the  Board  of  Directors  within  ten  days  after  notice  of 
the  appeal  shall  be  filed  with  the  Secretary. 

Sec  3.  The  Chairman  or  a  Director  who  shall  ?ict  as 
Chairman  pro  tent  shall  preside  at  such  meetings,  and  the 
cause  of  suspension  shall  be  reported  in  writing  by  the 
Board  of  Directors  with  a  statement  of  facts  on  which  their 
sentence  was  founded,  a  copy  of  which  shall  be  furnished 
to  the  appellant  on  his  or  her  application,  to  be  made  to 
the  Secretary,  at  least  five  days  before  the  meeting.  The 
appellant  shall  then  present  his  or  her  defense  in  writing, 


BY-LAWS.  9 

to  which  one  member  of  the  Board  may  reply  orally.  The 
appellant,  or  any  one  on  his  or  her  behalf,  may  then  rejoin, 
and  a  Director  may  a  second  time  speak  in  support  of  the 
charge,  and  no  further  discussion  shall  be  allowed.  The 
presiding  officer  shall  then  put  the  question,  "Shall  the 
sentence  of  the  Board  of  Directors  in  this  case  be  affirmed  ?  " 
If  a  majority  of  the  meeting  shall  vote  in  the  affirmative, 
the  sentence  shall  stand  as  the  final  judgment  of  the  Com- 
pany, and  the  appellant  shall  thereon  forfeit  all  the  rights 
and  privileges  of  membership.  If  less  than  a  majority  of 
the  meeting  vote  in  the  affirmative,  then  the  sentence  of 
the  Board  shall  be  reversed  and  the  appellant  shall  there- 
upon be  restored  to  membership. 

Article  IX. 

OF  MEETINGS. 

Section  i.  The  regular  meetings  of  the  Board  shall  be 
held  on  Monday  of  each  week,  at  8  o'clock  in  the  fore- 
noon, on  and  after  December  6,  i886. 

Sec  2.  Special  meetings  shall  be  called  by  the  Chair- 
man at  any  time  he  may  deem  it  advisable,  or  by  the 
Secretary  at  the  written  request  of  three  members  of  the 
Board.  No  business  shall  be  transacted  at  such  special 
meetings  other  than  that  mentioned  in  the  call. 

Sec  3.  At  all  meetings  six  members  shall  be  neces- 
sary to  constitute  a  quorum  for  the  transaction  of  business. 

Sec  4.  The  order  of  business  at  the  regular  meetings 
shall  be  as  follows  : 

1.  Reading  of  Minutes. 

2.  Reports  of  Officers. 

3.  Reports  of  Committees. 

4.  Reports  of  Heads  of  Departments. 

5.  Unfinished  Business. 

6.  New  Business. 

7.  Adjournment. 


lO  THE  CREDIT  FONCIER  COMPANY, 

Sec.  5.  The  order  of  business  may  be  changed  for  a 
meeting  by  a  majority  vote  of  the  members  present,  but 
motions  to  that  effect  shall  be  decided  without  debate. 

Sec.  6.  An  appeal  may  be  made  from  the  decision  of 
the  presiding  officer,  if  seconded  by  two  members. 

Sec  7.  No  amendment  of  an  amendment  shall  be 
amended. 

Sec.  8.  No  member  shall  speak  more  than  once  on  an 
appeal  or  a  question  of  order,  nor  more  than  twice  on  any 
other  question,  except  at  the  discretion  of  the  Board. 

Sec  9.  When  a  question  is  under  debate,  no  motion 
shall  be  entertained  except : 

1.  To  adjourn  ; 

2.  To  lay  on  the  table  ; 

3.  For  the  previous  question  ; 

4.  To  postpone  ; 

5.  To  commit  ; 

6.  To  amend ; 

Which  several  motions  shall  have  precedence  in  the 
order  in  which  they  are  arranged.  The  motions  to  ad- 
journ, to  lay  on  the  table,  and  for  the  previous  question, 
shall  be  decided  without  debate. 

Sec  10.  If,  during  the  consideration  of  any  motion, 
resolution  or  amendment,  the  previous  question  be  moved 
and  seconded  by  two  members,  the  question,  "Shall  the 
main  question  be  now  put  ?  "  shall  be  immediately  asked 
by  the  presiding  officer,  and  if  agreed  to  the  main  ques- 
tion shall  then  be  put,  and  until  decided  no  one  shall  be 
entitled  to  the  floor. 

Sec  II.  The  presiding  officer  shall  not  be  entitled  to 
a  vote  unless  the  Board  be  equally  divided,  when  he  shall 
give  the  casting  vote. 

Sec  12.  No  member  shall  leave  the  room  while  a  meet- 
ing is  in  progress  without  the  consent  of  the  presiding 
officer. 


BY-LAIVS.  II 

Sec.  13.  Upon  all  other  questions  of  parliamentary 
practice,  the  latest  and  most  approved  manual  shall  be 
used. 

Article  X. 

ON  AMENDMENTS. 

Sec.  I.  Any  amendment  or  amendments  to  these  By- 
Laws  shall  be  prepared  by  the  Board  and  submitted  to 
the  stockholders  of  the  Company  for  their  comments, 
which  comments  shall  be  made  in  writing  and  filed  with 
the  Secretary  of  the  Board,  and  after  revision  by  the 
Board,  said  amendment  or  amendments  so  revised  shall 
be  resubmitted  to  the  stockholders  for  their  approval  or 
rejection. 

If  a  majority  of  the  qualified  voters  of  the  Company 
approve  and  ratify  the  same,  such  amendment  or  amend- 
ments shall  become  a  part  of  the  By-Laws. 


12 


The  Credit  Fonder  Company. 

OUR  PRINCIPLES. 

This  is  my  covenant ^  which  ye  shall  keep,  between  me  and  you^  and  thy 
seed  after  thee. — Genesis  xvii.  io. 


We  believe  : 

I.  That  the  usefulness  and  happiness  of  mankind  de- 
pend upon  their  physical,  intellectual  and  moral  develop- 
ment. 

II.  That  the  moral  depends  upon  the  intellectual,  the 
intellectual  upon  the  physical,  the  physical  upon  the  purity 
of  the  atmosphere,  the  purity  of  the  atmosphere  upon  the 
intelligent,  comprehensive  and  thorough  control  of  the 
land,  and  of  all  which  within  and  upon  it  rests,  and  that, 
therefore,  the  land  and  all  which  it  implies — the  atmos- 
phere, metal,  mineral  (water),  timber,  grass,  electricity, 
etc., — must  be  held  in  trust  by  the  corporation,  for  the 
use  of  its  members. 

III.  That  the  principle  which  should  underlie  the  cor- 
poration is  interdependence,  duty  and  equity,  and  that  in 
the  proportion  that  the  members  of  the  corporation  under- 
stand the  interdependence  of  each  with  the  other  and  all 
with  the  one,  to  the  extent  that  they  feel  the  duty  that  the 
strong  should  assist  the  weak,  and  in  the  ratio  that  they 
come  to  the  practice  of  equity — in  the  affairs  of  the  indi- 
vidual, the  family,  the  municipality  and  the  State — will 
they  become  useful,  happy  and  progressive. 

IV.  That  there  cannot  be  dignity  and  strength  of  char- 
acter in  the  individual  without  home  life,  and  that,  there- 
fore, it  is  the  duty  of  the  corporation,  by  offsetting  ser- 
vices, to  provide  a  substantial  and  permanent  home  for 
every  family  ;  and  as  there  cannot  be  independent  thought, 
which  is  the  basis  of  correct  action,  without  the  individual 


OUR  PRINCIPLES, 


13 


is  a  holder  of  a  whole  or  a  part  interest  in  the  home  right, 
that,  therefore,  a  voice  in  the  corporation  belongs  only  to 
those  who  hold  such  possession. 

V.  That  the  highest  ambition  for  man  and  woman  is 
to  have  a  permanent,  substantial  and  beautiful  home ; 
constant,  remunerative  and  agreeable  employment ;  varied 
instructions  ;  approved  facilities  and  attractive  amuse- 
ments ;  and  that  the  ability  to  possess  and  enjoy  should 
keep  pace  with  their  cultures  and  desires. 

VI.  That  every  individual  is  different  from  every  other 
individual ;  that  these  individualities  demand  diverse  oc- 
cupations, and  that  the  wealth  and  influence  of  the  cor- 
poration depend  upon  the  diversity,  multiplicity  and  intel- 
ligence of  the  individualities  of  its  members,  and  upon 
the  diversification  and  perfection  of  their  home  industries, 
constantly  and  remuneratively  kept  in  operation. 

VII.  That  all  wealth  is  created  by  labor  intelligently 
co-operating  with  the  land  and  the  natural  elements  ;  that 
everything  produced  belongs  to  the  person  who  produces 
it ;  and  that  the  storage,  handlage  and  exchange  are  the 
possessions  of  the  corporation.  ^^^.^^.01*: 

VIII.  That  there  is  no  such  thing  as  originality  of 
thought  and  invention,  and  that  every  idea  and  mechani- 
cal combination  is  the  result  of  centuries  of  thought  and 
toil  by  thousands  of  persons ;  and  that  the  benefits  result- 
ing from  their  application  to  the  practical  affairs  of  life 
belong,  in  most  part,  to  the  descendants  and  heirs  of  those 
who  have  been  the  means  of  giving  these  ideas  and  inven- 
tions to  society,  and  not  absolutely,  at  any  time,  to  the 
author  and  inventor  who  framed  the  closing  sentence  and 
adjusted  the  last  screw. 

IX.  That  there  cannot  be  correct  life  separated  from 
useful  and  remunerative  employment,  and  that,  therefore, 
it  is  the  duty  of  the  corporation  to  provide  occupation  or 
employment  for  every  one  of  its  members  ;  and  that  it  is 
the  duty  of  the  members  to  undertake  that  occupation  or 


•14  THE  CREDIT  FONCIER  COMPANY, 

those  employments  which  he  and  she  are  best  fitted  to  do. 

X.  That  every  member  of  the  corporation  should  have 
some  productive  employment,  that  to  its  emoluments  he 
and  she  should  look  for  their  support ;  and  that  official 
trusts  are  duties  which  the  members  best  fitted  for  execu- 
tive business  owe  to  the  corporation  and  to  themselves. 

XL  That  the  association  should  be  a  company,  and 
that  it  should  be  incorporated  to  attend  to  everything  of  a 
public  character  for  the  preservation  and  advancement  of 
the  common  weal ;  that  the  basis  of  these  functions  is  to 
preserve  and  utilize  the  land  and  all  which  it  implies  ;  to 
take  measures  for  the  sanitation  ;  to  furnish  power  and 
implements  for  production,  manufacture  and  fashioning  ; 
and  to  attend  to  distribution,  transportation,  construction, 
education,  amusement,  entertainment,  exchange  and  com- 
merce. 

XII.  That  there  should  not  be  a  company  or  a  partner- 
ship inside  of  the  corporation  except  the  municipal  cor- 
poration (or  corporations),  which  should  be  incorporated 
to  systematize  and  operate,  in  the  interests  of  its  mem- 
bers, utilities  which  belong  to,  and  which  are  a  part  of, 
every  distinct  community ;  and  that  the  more  important 
of  these  are  its  atmospheres,  thoroughfares,  areas,  powers, 
lights,  heats,  waters,  buildings,  street  cars,  telephones, 
sewers,  etc. 

XIII.  That  it  is  the  duty  of  the  corporation  to  furnish 
insurance  in  case  of  accident  to  person  and  property  ;  to 
provide  for  sickness,  for  the  aged,  for  the  orphan  and  for 
the  widow  ;  and  that  it  is  the  duty  of  the  municipality  to 
furnish,  free  of  charge,  and  upon  munificent  and  attrac- 
tive plans,  kindergarten,  school  and  industrial  education 
for  all  minors  who  are  children  of  members  of  the  cor- 
poration. 

XIV.  That   wholesome  life,  in  a  great  measure,  de- 


OUR  PRINCIPLES.  1 5 

pends  upon  cleanliness  of  person,  house,  court,  thorough- 
fare, etc.,  and  that  domestic  animals  should  not  be  per- 
mitted to  enter  the  localities  set  apart  for  living  areas. 

XV.  That  gambling,  lotteries,  etc.,  are  contrary  to 
correct  purpose,  and  that  occupations  of  questionable 
propriety  should  be  prohibited. 

XVI.  That  it  will  require  time,  study  and  experience 
to  distinctly  define  and  to  nicely  adjust  the  functions  of 
the  corporation  and  to  separate  them  from  those  of  the 
municipality,  and  both  from  the  rights  of  the  individual ; 
but  that  having  the  factors,  we  will  with  patience  and 
labor,  reach  the  perfect  solution  and  the  practical  appli- 
cation. 

XVII.  That  the  Credit  Foncier Company  maybe  made 
a  central  corporation,  and  that  Pacific  City  may  be  incor- 
porated, by  the  said  central  corporation,  and  the  first  of  a 
series  of  municipalities,  to  be  established  within  the  said 
central  corporation  ;  that  the  one  is  the  supplement  and 
the  other  the  complement ;  that  the  first  is  distinct  and  yet 
interdependent  with  the  second,  and  that  the  unity  of  both 
makes,  in  epitome,  a  perfect  union — a  sample  which  may 
be  improved  and  enriched  by  multiplying  and  perfecting 
the  municipalities  and  by  ever  preserving  intact  the  cen- 
tral corporation,  one  and  inseparable. 

XVIII.  That  the  number  of  Directors  for  the  corpora- 
tion and  for  each  municipality,  respectfully  incorporated, 
should  be  fixed  at  ten  ;  the  said  Directors  should  be  elected 
for  five  years,  have  a  fixed  salary  of  one  hundred  dollars 
per  month,  and  be  members  living  upon  the  lands  of  the 
company. 

XIX.  That  the  ten  Directors  should  organize  for  busi- 
ness by  electing  a  Chairman,  Treasurer,  Attorney  and  Sec- 
retary, and  that  this  form  shall  be  the  rule  for  the  munici- 
palities. 


1 6  THE  CREDIT  FONCIER  COMPANY. 

XX.  That  the  Chairman  of  the  Board  of  Directors 
should  be  the  head  of  the  corporation,  and  that  the  Chair- 
man of  the  municipal  Board  of  Directors  should  be  the 
head  of  the  municipality. 

XXI.  That  a  member  should  not  vote  for  himself  or 
herself  for  any  office  within  the  corporation,  and  that  for 
a  member  to  ask  another  member  to  vote  for  him  or  her 
should  be  an  act  of  SQlf-exile. 

XXII.  That  every  law  or  ruling  made  should  be  gen- 
eral in  its  application  ;  and  that,  for  a  member  or  mem- 
bers to  ask  for  a  privilege  or  special  act  is  treason  against 
the  corporation. 

XXIII.  That  a  direct  tax  upon  a  member,  by  the  cor- 
poration, or  by  a  municipality,  is  a  violation  of  our  prin- 
ciples and  of  our  purposes. 

XXIV.  That  not  under  any  circumstance  should  the 
corporation  be  a  borrower  of  money  from  any  person, 
private  or  legal,  other  than  from  its  own  members. 

XXV.  That  should  there  exist  one  member  of  the  cor- 
poration unemployed,  at  any  time,  who  is  willing  and 
able  to  work,  that  such  should  reflect  against  the  Direc- 
tors, or  condemn  the  working  details  for  the  management 
of  the  corporation. 

XXVI.  That  the  members  of  the  corporation  should  be 
co-operative  one  with  the  other,  and  that  they  should  be 
competitive  with  outside  individuals  and  associations 
other  than  with  co-operative  companies. 

XXVn.  That  a  member  wishing  advice,  upon  points 
of  law,  should  consult  the  Attorney,  or  Attorneys,  of  the 
corporation,  and  that  in  no  case  should  a  member  borrow 
credits  or  money  from  other  body  than  the  corporation. 

XXVIII.   That  our  by-laws  and  regulations  should  be 


OUR  PRINCIPLES,  I7 

made  by  the  Directors  of  the  corporation  after  the  drafts 
for  the  same  have  been  submitted  to  each  member  resid- 
ing within  the  State  for  his  or  her  comments. 

XXIX.  That  "popular  suffrage"  is  right  in  principle, 
but  that  it  has  been  and  is  pernicious  as  practiced  ;  that 
it  cannot  be  beneficent  to  the  individual  and  to  society 
until  all  persons,  who  enjoy  the  suffrage,  can  read  the 
laws  submitted  and  can  be  free  in  thought  and  action,  to 
vote  in  accordance  with  their  best  judgments  ;  and  that 
the  test  of  the  civilization  of  a  corporation  is  in  the  useful- 
ness, the  happiness  and  the  distinct  and  intellectual  indi- 
vidualities of  its  members. 

XXX.  That  "party  pohtics"  and  "caucus  rule"  in  our 
corporation  would  result  as  they  have  resulted  wherever 
and  whenever  they  have  been  tried,  and  that  they  would, 
by  legal  enactments,  make  the  producers  "hewers  of 
wood  and  drawers  of  water"  to  cunning  tricksters  and  to 
the  non-producing,  non-essential  classes. 

XXXI.  That  it  is  the  duty  of  the  corporation,  and  of 
each  municipality,  to  publish  one  or  more  daily  papers, 
and  that  every  member  be  given  facilities,  free  of  charge, 
to  publish,  over  her  or  his  name,  any  criticism,  idea, 
nomination  and  argument. 

XXXII.  That  such  publications  will  give  every  member 
the  opportunity  to  be  heard,  and  that  this  should  do  away 
with  "stump  speaking,"  which  is  common  to  popular 
excitements,  when  rapid  talkers  may  urge  persons,  by 
awakening  their  emotions,  to  move  against  their  own 
interests  and  against  those  of  the  common  weal. 

XXXIII.  That  "secret  societies,"  "clubs,"  etc.,  etc., 
etc. ,  are  the  result  of,  and  belong  to  disorganized  com- 
munities ;  and  that,  with  co-operation  systematized,  will 
come  free  libraries,  free  lectures  and  free  diversions  in 
physical  games. 


1 8  THE  CREDIT  FONCIER  COMPANY. 

XXXIV.  That  the  principle  underlying  religious  thought 
is  correct ;  and  that  religion  is  not  a  truth  possessed,  but 
a  result  sought ;  that  the  sentiment  of  religion  is  good  in 
the  proportion  that  it  inspires  a  feeling  of  duty  to  every 
creature  within  the  sphere  of  one's  life — a  duty  in  thought 
and  a  duty  in  action — and  that  religion  is  sacred  and 
belongs  strictly  to  the  individual,  and  not  to  the  State,  to 
a  municipality,  to  a  society,  or  to  an  association. 

XXXV.  That  marriage  is  the  foundation  of  the  home 
and  of  the  corporation,  and  that  its  contract  should  be 
encouraged  and  vi^itnessed,  free  of  charge,  by  the  corpora- 
tion ;  and  that  every  man  should  have  one  vi'ife,  and 
every  woman  one  husband,  and  no  more. 

XXXVI.  That  our  mission  is  peace  and  useful  example 
to  mankind  ;  that  our  wish  is  to  be  courteous  to  all,  to 
be  plain  but  artistic  in  dress,  correct  in  speech,  modest  in 
conduct ;  and  that  if  we  should  presume  to  teach  in  any- 
thing, it  should  be  in  the  deportment  of  our  every-day  life 
one  with  the  other. 

XXXVII.  That  the  statements  above  written  represent 
the  principles  and  purposes  for  which  we  have  incorpo- 
rated ourselves,  and  that  it  is  our  desire  that  the  Directors 
of  The  Credit  Foncier  Company  should  enact,  after  duly 
submitting  to  every  member  of  the  corporation  drafts  for 
instructions,  such  by-laws  and  regulations  which  may 
assist  us  to  put  into  practice  these,  our  principles. 


OUR  PLEDGE. 


19 


OUR  PLEDGE. 

Mexico  City,  Mexico,  June  i,  1886. 
I,  the  undersigned,  Albert  K.  Owen,  of  Chester,  Dela- 
ware county,  Pennsylvania,  and  of  the  United  States  of 
North  America,  do  hereby  agree  to  abide  by  "Our  Prin- 
ciples," as  above  written  ;  and  to  live  in  accordance  with 
the  by-laws  which  may  from  time  to  time  be  made  by  the 
Directors  of  The  Credit  Foncier  Company  ;  and,  in  case 
that  I  break  the  said  rules,  I  will  submit  peaceably  to  the 
fines,  penalties,  etc.,  which  may  be  imposed  by  the  said 
by-laws,  waiving  all  rights  to  appeal  before  the  courts  of 
the  United  States,  Mexico  or  elsewhere,  from  the  judgment 
of  the  members  of  The  Credit  Foncier  Company. 

ALBERT  K.  OWEN. 
Witnesses  : 

John  H.  Rice. 
Eduardo  S.   Herrera. 


p35i^^5 


0^ 


TOPOLOBAMPO    HARBOR,    SINALOA,    MEXICO 


THE  CREDIT  FONCIER  OF  SINALOA  is  a  semi-monthly  paper  devote^ 
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of  The  Credit  Foncier  Company,  at  Topolobampo,  Sinaloa,  Mexico,  $iayear;  t<j 
be  sent  to  John  W.  Lovell,  Room  723,  32  Nassau  Street,  N.  Y.  City. 


The  Credit  Foncier  Series  of  Publications, 

For  Sale  by  JOHN  W.  LOVELL,  150  Worth  Street,  New  York. 
(prices  include  postage.) 

Integral  Co-operation.     By  A.  K.  Owen $0.30 

Integral  Co-operation  at  Work,  No.  i.    By  A.  K.  Owen 2  = 

Integral  Co-operation  at  Work,  No.  2.  "  "     

Principles  of  The  Credit  Foncier  Company  "  "     i< 

By  Laws  OF  the  Credit  Foncier  Company        •'  "     k 

The  New  Departure.     By  Wm.  H.  Muller ic 

The  Cooperative  City.    By  John  W.  Lovell ic 

The  Credit  Foncier  of  Sinaloa.    A  Bi-monthly  Paper 

(8  page  octavo).     By  Marie  Rowland.     Year i 

Papa's  Own  Girl.    By  Marie  Rowland 3c 

Extracts  from  Newspapers  explanatory  of 

The  Credit  Foncier  Company.    Compiled  by  A.  K.  Owen.    .i< 
The  Military,  Postal  and  Commercial  Highways. 

By  A.  K.  Owen 21 

The  Texcoco-Huehuetoco  Canal.    By  A.  K.  Owen 2] 

Social  Solutions.    Edited  by  Edward  Rowland,  12  parts,  each 

10  cents,  or  the  12  for i. 

Social  Solutions.   By  M.  Godin.  Translated  by  Marie  Rowland. 

Cloth,  gilt i-Sc 


